New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,890,000
Investment properties
978 Watertown St, Newton, MA 02465-2126
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-0853913
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,798 SF
Lot
0.31 ac (13,540 SF)
Zoning code
BU1
APN
NEWT S:31 B:005 L:0001
UPID
US38-0853913
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
SPINBOX by FIRICANO Gym & Fitness Center
-
Flying Foods Int Inc Grocery & Convenience Store Food Market
-
The Body Center Pilates Studio Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.35M
Blend (final)
Blend
$1.89M
Owner & transaction history
Luna Realty Partners LP · 18 yrs held
Luna Realty Partners LP
since 2007
7 recorded transactions
Zoning & alternative use
BU1 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.89M
Range $1.70M – $2.08M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$160 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$3,686,700
Assessed 2024
Previous assessed
$3,631,000
+1.5% YoY
Assessed land
$1,130,300
Assessed improvement
$2,556,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
7
Rooms
12
Bathrooms
7
Total area
11,798 SF
Lot
0.31 ac (13,540 SF)
Zoning code
BU1
APN
NEWT S:31 B:005 L:0001
UPID
US38-0853913
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Newton, MA
Zoning BU1 · permitted uses
BU1 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1831
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
7
Rooms
12
Bathrooms
7
Lot
0.31 ac
Current owner
From public records · entity-resolved
Luna Realty Partners LP
Entity
Mailing address
104 ADAMS AVE, NEWTON, MA 02465-1004
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2020
—
Luna Realty Partners LP
—
Deed
related
$300,000 · Village Bank
Aug 2, 2012
—
Luna Realty Partners LP
—
Deed Of Trust
related
$2,237,000 · Village Bank
Jul 13, 2007
$1
Luna Realty Partners LP
Luna RT
Grant Deed
—
Jul 13, 2007
—
Luna Realty Partners LP
—
Grant Deed
related
$2,300,000 · Washington Mutual Bank
Oct 20, 2003
—
Salvatore S Chisari
—
Deed Of Trust
related
$1,000,000 · Emigrant Funding Corp
Oct 26, 2001
—
Luna RT
—
Deed Of Trust
related
$200,000 · Mercantile Bank & Trust Co
Sep 3, 1998
$1,388,345
Luna RT
Davis Block T
Grant Deed
$900,000 · Worth Funding INC
Sep 3, 1998
—
Luna RT
—
Deed Of Trust
related
$200,000 · Zwi Kohorn
May 9, 1990
—
Block T Davis
—
Deed Of Trust
related
$100,000 · Zmc Trust Et Al 2nd
May 23, 1989
—
Davis Block Trust
—
Deed Of Trust
related
$98,249 · Zuckerman Family Nomi
Dec 1, 1988
—
Davis Block Tr
—
Deed Of Trust
related
$98,249 · Zmc Trust Et Al 2nd
Jul 14, 1988
—
Davis Block Trust
—
Deed Of Trust
related
$750,000 · West Newton Svgs Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 978 Watertown St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
